Nevada HOA boards are governed by NRS 116. Boards must hold open meetings with notice, follow quorum rules, and keep minutes. Executive sessions are limited to personnel, legal, and violation matters.
HOA boards in Reno operate under Nevada Revised Statutes Chapter 116, the Common Interest Ownership Act. Board meetings must be open to all unit owners with at least 10 days written notice (shorter for emergency meetings). Agendas must be posted in advance. A quorum is typically set in the bylaws but governed by NRS 116.31083. Minutes must be kept and made available to owners within 30 days. Executive sessions are permitted only for: pending or anticipated litigation, personnel matters, hearings on violations, and contracts where disclosure would disadvantage the association. Board elections must follow NRS 116.31034, including secret written ballots.
Open meeting violations: complaints to Nevada Real Estate Division Ombudsman. Improper executive session: board action may be voided.
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